Below is a detailed summary of the steps, time and cost involved in registering property in Philippines.

It assumes a standardized
case of an entrepreneur who wants to purchase land and a building that is already registered and free of title dispute.

Time to
No. Procedure Complete Associated Costs

Check against encumbrances and obtain certified true copy of

the land title from the Register of Deeds (RD)
Agency: Register of Deeds

The buyer conducts the search against encumbrances and the PHP 209 - PHP 36 for the certification + PHP
seller obtains the true copy of the land title from the Register of 6 for each additional page (2 additional pages
1 Deeds (RD) 4 days needed) + PHP 160.97 IT fee.

Prepare the notarized deed of sale and related documents

Agency: Notary

While the deed of sale can be prepared by anyone, it must be

executed before and notarized by a notary public. In many
instances, the notary public drafts the deed of sale and conducts
the whole process on behalf of the parties. In addition to the deed
of sale, the Register of Deeds also requires both the buyer and the
seller to submit notarized secretary's certificates containing the
resolution of their board of directors approving the sale. The
buyer must also produce a certificate from the Securities and
Exchange Commission (SEC) stating that its articles of
2 incorporation have been registered with the SEC. 1 day 1 - 2% property value for notarization

Obtain tax clearance certificate of real property taxes from

the Land Tax Division of the City Treasurer’s Office (CTO)
Agency: Real Estate Tax Division of the City Treasurer’s Office
2 days
The seller, after paying any arrears, obtains a tax clearance (simultaneous PHP 115 (PHP 50 for tax clearance for land
certificate from the CTO. The documentation shall include: (1) an with procedure and for real estate plus PHP 15 for
3 original of the official receipt evidencing payment by seller of 2) documentary stamp tax)
 Time to
No. Procedure Complete Associated Costs

realty taxes; (2) certified true copy of latest tax declarations for
each of the land and the warehouse; (3) photocopy of official
receipt for payment of real property tax for each of the land and
the warehouse for the immediately preceding year. Note: Separate
tax clearance for real property tax should be obtained for the land
and the warehouse

Obtain certified true copy of latest tax declaration and

certificate of "with improvement" from the City Assessor’s
Office (CAO)
Agency: Assessor’s Office 1 day PHP 250 (PHP 50 per RPU (land(1RPU),
(simultaneous Building (1RPU)) + PHP 90 for certificate of
The seller obtains a certified true copy of the latest tax declaration with procedure "with improvement" + PHP 60 (PHP 20
*4 from the Assessor’s Office of Quezon City. 3) documentary stamp tax per RPU/document)

Pay documentary stamp tax and final capital gains tax for the
transfer of real property
Agency: Authorized Agent Bank (AAB)

The seller or the buyer (based on their agreement) files the

Documentary Stamp Tax return and Capital Gains Tax return
with the authorized agent bank. This is done within 5 days after
the close of the month when the taxable document was signed or
within 30 days after the sale, whichever is earlier. The taxes are
paid at the authorized bank to the account of the Bureau of
Internal Revenue. The Capital Gains Tax is 6% of capital gains
based on selling price, fair market value or zonal value,
whichever is higher. The Documentary Stamp Tax is 1.5% based
on selling price or fair market value, whichever is higher. The
seller may opt to have the taxing authority assess and compute the
Capital Gains Tax and the Documentary Stamp Tax prior to
payment to ensure accuracy of the amount of taxes due. The 1.5% of property value (Documentary Stamp
5 documentation shall include: • Original copy and photocopy of 1 day Tax)
 Time to
No. Procedure Complete Associated Costs

notarized deed of sale of building (obtained in Procedure 1) •

Certified true copy of transfer certificate of title (in the name of
seller) • Certified true copy of latest tax declaration (in the name
of seller) (obtained in Procedure 2) • Photocopy of the latest
realty tax receipt • Letter-request • Identification card of the
person requesting

Obtain Certificate Authorizing Registration (CAR) from the

Bureau of Internal Revenue (BIR)
Agency: Bureau of Internal Revenue (BIR)

The Certificate Authorizing Registration (CAR) is a certification

issued by the BIR that the transfer and conveyance of the property
was reported and the taxes due have been fully paid. The
taxpayer/applicant must submit the following documents to the
BIR: a. Tax identification number (TIN) of seller and buyer; b.
Notarized deed of absolute sale/document of transfer, but only
photocopied document shall be retained by the BIR; c. Certified
true copy of the latest tax declaration issued by the City
Assessor’s Office for the land and improvement applicable to the
taxable transaction; d. Owner’s copy (for presentation purposes
only) and photocopy (for authentication) of the Original
Certificate of Title (OCT), or the certified true copy of the
Transfer Certificate of Title (TCT); e. Sworn declaration of “with
Improvement” by at least one (1) of the transferees, or certificate
of “with Improvement” issued by the City Assessor’s Office. All
documents submitted must also include 2 photocopies. The
Certificate Authorizing Registration that will be released will be
accompanied by the following documents: The Original copy of
the Deed of Absolute Sale stamped received by the BIR Original
Copies of the BIR Return Forms 1706 (CGT) and 2000 (DST)
stamped received by the BIR Applicant accomplishes BIR forms PHP 115 (PHP 100 certification fee + PHP 15
6 2000-OT and 1706 for DST and CGT respectively, based on the 14 days documentary tax)
 Time to
No. Procedure Complete Associated Costs

ONETT computation sheets prepared by the BIR ONETT team.

The applicant files the DST return and CGT return and pays the
taxes at the AAB of the Revenue District Office (Procedure 4).
Upon receipt of proof of tax payment from the taxpayer/applicant,
the BIR immediately issues a claim slip.

Pay the transfer tax at the CTO

Agency: Real Estate Tax Division of the City Treasurer’s Office

The transfer tax must be paid at the CTO not later than 60 days
from the date of execution of the Deed of Absolute Sale or the
notarization date thereof, whichever is earlier. The documentation
shall include: a. Certificate Authorizing Registration from the
Bureau of Internal Revenue (obtained in Procedure 5); b. Tax
clearance certificate from the Treasurer’s Office of Quezon City
(obtained in Procedure 3); c. Official receipt of the Bureau of
Internal Revenue (for documentary stamp tax) (obtained in 0.75% of property price (transfer tax) + PHP
7 Procedure 4). 1 day 125 (certificate of payment)

Apply for registration with the Register of Deeds

Agency: Register of Deeds

The buyer applies for registration with the Register of Deeds. The
documentation shall include: a. Copy of deed of absolute sale; b.
Official receipt evidencing payment of transfer tax; c. Certificate
Authorizing Registration from the BIR (CAR) including official
receipts for payment of DST and CGT; d. Real property tax
clearance from the City Treasurer’s Office; e. Original copy of Registration fee consisting of PHP 8,796 for
owner's duplicate of TCT (in the name of the seller); f. Original first PHP 1.700,000 + PHP 90 for every PHP
or certified true copy of the latest tax declaration; g. Notarized 20,000 or fraction thereof in excess of PHP
secretary's certificate containing resolution of the board of 1.700,000 + PHP 199.56 legal research fee
directors of the seller approving the sale; h. Notarized secretary's (1% of the registration fee) + PHP 30 judicial
8 certificate containing resolution of the board of directors of the 10 days form fee + PHP 3,104.37 IT fee (PH
 Time to
No. Procedure Complete Associated Costs

buyer approving the sale; i. Articles of incorporation of the buyer

and by-laws; and j. Certificate from the SEC that the articles of
incorporation of the buyer have been registered.

Obtain new tax declaration over the building and the land in
the name of buyer from CAO
Agency: Assessor’s Office - City Government

The buyer applies with the CAO for the issuance of a new tax
declaration over the building in his name. The documentation
shall include: a. Photocopy of notarized deed of sale; b. Copy of
latest tax declaration (in the name of seller); c. Tax clearance
certificate of real property taxes from the CTO; d. Certificate
authorizing registration from the BIR; e. Photocopy of official
receipt of transfer tax payment (original copy to be presented);
and f. The transfer certificate of title (TCT) issued by the RD (in
9 the name of the buyer). 2 days no cost
* Takes place simultaneously with another procedure.